Dear Condo Smarts: A few weeks ago, two grow-ops were discovered in our building. You can imagine the fiasco. Police, fire trucks, hazardous material removal, a flood, electrical fire and now restoration and construction.
Our council doesn't know how we are going to recover our costs. In addition to the units, there is damage to attics, plumbing systems and common-area hallways. Estimates put the cost of restoration at $450,000 and grow-op claims are excluded from our insurance.
Isn't there some help out there for beleagured condo owners?
Karen D.
Dear Karen: Any strata corporation in British Columbia that has an identified grow-op or meth lab needs to take the following immediate steps to protect its owners and recover costs:
1. Ensure that areport has been filed with your local police department.
2. Contact your municipal office. Most regions have bylaws that address the problem. An order from the city, issued directly to the owner of the unit and to the legal name of the strata corporation is critical.
Make sure the order lists all the damages and identifies all the restoration requirements.
Once the strata has received an official order, it is in a position to take action to ensure the proper restoration of the building and recovery of those costs against the owner.
3. If they are willing to co-operate, coordinate the restoration with the unit owners and obtain estimates for the required environmental and structural restoration. Do it right the first time. A botched restoration job will haunt your strata owners for years to come.
4. If the owner has not properly conducted or paid for the costs, seek legal advice and commence recovery actions. This can include a lien or an order for sale.
5. Have a final inspection performed by the municipal inspector to ensure the restoration is complete and any municipal orders are satisfied to restore the reputation and value of your building.
6. Review your bylaws. Make sure your bylaws include conditions for the recovery of costs for damages and costs associated with the remediation of grow- ops, meth labs and unauthorized activities.
- Tony Gioventu is executive director of the Condominium Home Owners Association. Send questions to him c/o New Homes section, Times Colonist, 2126 Douglas St., Victoria, B.C. V8T 4M2 or by e-mail at [email protected].